IAN MORTON, KATE THEOBALD AND PAUL GREENHALGH Northumbria University

Introduction What is low density urban sprawl and what are its disadvantages? What type of housing causes low density urban sprawl in Nicaragua? Developing countries susceptible to earthquakes with problematic low density urban sprawl Barriers to raising densities in Nicaragua related to earthquake vulnerability Possible ways of overcoming these barriers Based on PhD research – residential density readings and interviews

Low density urban sprawl Google Earth (2010) Low residential density low no dwellings per hectare (dph) Urban sprawl uncontrolled growth of urban areas with no overall plan creating formless urban environment without legibility

Disadvantages of low density urban sprawl Limited land available for formal sector housing High infrastructure costs Dependence on mechanised transport Communities isolated from services and economic and social activity (particularly for poor communities without access to cars) Less pedestrian traffic on streets

What type of housing causes low density urban sprawl in Nicaragua? 28.1 dphTypology 1 Google Earth (2010)

28.1 dphTypology 2 Google Earth (2010)

16.7 dph

Developing countries susceptible to earthquakes with problematic low density urban sprawl Nicaragua Philippines – Malaque III and Yokohari (2007) and Alcazaren (2004) on Manila Indonesia – Murakami (2005) on Jakarta Peru – Riofrío (2003) on Lima Central America – Klaufus (2010) identifying the problem throughout Central America and Pearce-Oroz (2005) on Tegucigalpa

Barriers to raising densities in Nicaragua related to earthquake vulnerability + possible ways of overcoming them

Methods for raising densities Smaller plots + more of plot occupied by housing structures Reduce road width, especially secondary roads Subdivision of existing plots or structures Infill development Conversion of disused structures into habitable housing units All require house building on more than 1 storey to provide adequate floor space Currently almost all housing single storey What are the barriers to building at more than 1 storey related to earthquake vulnerability?

Barriers to building at more than 1 storey related to earthquake vulnerability Who is building housing? State no longer building housing Private sector developers only building for high income groups Mainly families themselves Very little national NGOs or international cooperation organisations

Why can’t families build at more than 1 storey? Foundations for housing of more than 1 storey to be earthquake resistant larger up-front cost + expertise needed Most housing built without Plots large floor space possible with single storey Middle + low income families no access to housing finance to fund up- front costs from private banking sector from state

Possible ways of overcoming barriers Not possible to overcome restrictions on state house building activity Stimulate private sector house building for middle and low income sectors can meet up-front costs + expertise Housing finance for middle and low income families repayable over long periods of time to build own home or purchase housing built by developers

Cultural barriers to housing on more then 1 storey related to earthquake vulnerability Pre 1972 earthquake multi-storey, high-density residential buildings in Managua Earthquake fundamentally changed Nicaraguan society’s view of living on more than one storey fear La Estrella de Nicaragua (1972)

Post 1972 Nicaraguan’s recognised other virtues of single storey living lifestyle centred on an outdoor ‘patio’ greater sense of land/plot ownership lifestyle less constrained by neighbours

Ways of overcoming cultural barriers Use examples of higher density residential good practice In recent earthquakes the limited examples of modern well built residential structures of more than 1 storey have suffered less damage than other housing Promote ‘uni-family’ housing of more than 1 storey rather than ‘multi-family’ Reduce plot sizes

Conclusion What is low density urban sprawl and what are its disadvantages? What type of housing causes low density urban sprawl in Nicaragua? Developing countries susceptible to earthquakes with problematic low density urban sprawl Barriers to raising densities in Nicaragua related to earthquake vulnerability Possible ways of overcoming these barriers

Additional data

What are sustainable residential densities? “sustainable urban” net residential density people per hectare (pph) Friends of the Earth in (Fulford 1996) Nicaraguan national average 6.0 people per dwelling (Alcaldía de Masaya 2005) dwellings per hectare (dph) In South Africa with lower national average people per dwelling data dph (Dep. Urban and Regional Planning, University of Pretoria) “central/accessible urban” net residential density up to 370 pph Friends of the Earth in (Fulford 1996) Nicaragua: up to 61.7 dph South Africa: up to 82.2 dph ‘walking friendly’ net residential density 300 pph Nicaragua: 50dph Newman and Kenworthy (1989) South Africa: 66.7dph

Extra info Most common material for new build and modifications - concrete blocks reinforced with steel bars and coated with render

Methodology 3 types of data: International and Nicaraguan academic literature, Nicaraguan laws and policy documents, and a set of 17 interviews conducted by the author with housing and urban planning professionals (discourse analysis) Triangulation

Current picture of population growth and demand for low income housing in the 4 secondary cities Census data: average annual population growth rates (Granada 4.37%, Masaya 4.83%, Matagalpa 3.41% and León 2.98%) Policy documents: very high demand for affordable accommodation for low-income groups and overcrowding Interviews: - confirmed rapid population growth, - overcrowding: many ‘nuclear families’ living with extended families, - housing demand increased by ‘nuclear families’ desire for own space and migration Low income housing demand not met by formal sector. Large growth of low density informal settlements on urban periphery